Clause 64 and the ACT end of lease clean
The ACT's Residential Tenancies Act 1997 puts its standard residential tenancy terms in Schedule 1. Clause 64 is the one for moving out: substantially the same state of cleanliness, all your belongings removed, and substantially the same condition as at the start of the agreement, fair wear and tear excepted.
While you live there, clause 63(c) asks you to keep the place reasonably clean, having regard to how it was at the start and the normal incidents of living. The Act says tenant and lessor. The ACT Government's Renting Book (January 2026) says landlord.
No professional clean required in the ACT, with one exception
The Renting Book is plain about it: you are not required to use professional cleaning services when a tenancy ends.
The only exception is professional carpet cleaning, and two things must both be true. Your agreement has to require it, and your landlord has to have evidence it was done at the start of your tenancy.
Pets add one wrinkle. A lessor's consent to an animal can carry a reasonable condition about cleaning or maintenance (s 71AE(4)(a)(ii)), but a landlord can't demand extra bond or additional inspections because of a pet.
Fair wear and tear has no fixed definition in the ACT
The Renting Book says there's no set rule. It turns on how the damage happened and how severe it is. Its examples of everyday use are carpet faded from sunlight, or marked in a high traffic spot like the entrance.
Two ACT condition reports, one joint inspection
The lessor gives you 2 signed copies of the condition report no later than the day after you take possession (s 29(1) and (2)). You have 2 weeks to send one back, noting anything you disagree with. Miss that and you're taken to agree with it (s 29(3)).
The ACT is firm on the finish: the lessor and tenant must carry out the final inspection together, then complete and sign a condition report based on it (s 30A(1) and (2)). One side can only sign alone if the other had a reasonable opportunity to be there (s 30A(3)). The inspection checks the home against the report signed when you moved in.
Bring all your keys to it. The Renting Book says a tenant who doesn't return them may be treated as still in possession and asked to pay for lost rent.
Your ACT rental bond and ACAT
An ACT bond can't be more than the first 4 weeks of rent (s 20), and one bond is allowed per agreement (s 21). The ACT Revenue Office holds it. A private landlord lodges it within two weeks and an agent within 4 weeks.
Tenants, landlords or agents can all request the refund. For a full refund, the landlord gives you the application form within 3 working days after the tenancy finishes. To claim part, they must state reasons and estimated costs on the form and get it to you within 10 working days.
Section 31 lists what can come out of the bond, including the reasonable cost of repairs or restoration after damage you caused (other than fair wear and tear), rent owing, and securing the home if the keys aren't returned.
To dispute a release application, give written notice within 2 weeks (s 35). The Renting Book adds that if 14 days pass without a dispute from you, the Revenue Office pays as the landlord asked. A dispute goes to the ACT Civil and Administrative Tribunal (ACAT), which sends a conference notice. The lessor must give a list of claims at least seven days before the conference.
End of lease cleaning steps for a Canberra rental
Look for a carpet term
If your agreement has one, ask for the evidence it was done before you moved in.
Clean to the first report
That means substantially as you found it, not better. The Renting Book's end of tenancy checklist sets the same standard.
Agree a time for the inspection
Do it together and walk the report room by room. Note anything you disagree with before you sign.
Read the bond form
Check any reasons and estimated costs against the condition reports, your photos and any receipts. Condition reports, quotes and invoices can all support an ACAT dispute.
Two questions we'd ask an ACT landlord in writing
Ask two questions in writing before you book anything: does my agreement require a carpet clean, and do you have evidence it was done before I moved in? If either answer is no, carpets are simply part of the ordinary clean. Then be at the joint inspection with your copy of the first report.